Wimberley, TX Airbnb & Short-Term Rental Regulations 2026
Everything you need to know about operating a legal short-term rental in Wimberley, Texas. Licensing, taxes, zoning, and 2026 compliance requirements.
Wimberley STR Regulation Overview
Wimberley sits in the heart of the Texas Hill Country, drawing weekenders to the Blanco River, Cypress Creek, and the artsy town square, and its scarcity-driven STR market commands some of the region's highest nightly rates. But it is one of the more tightly controlled markets in Texas: short-term renting is not allowed by right in any residential zoning district, so every operator must win a discretionary Conditional Use Permit approved by City Council, with neighbor opposition able to trigger a super-majority vote. Permits are classified STR1 (owner-occupied) or STR2 (non-owner-occupied), and the city is actively tightening the screws, with a moratorium on new CUP-required permits (enacted November 2025) extended through July 4, 2026 while officials weigh removing STR2 rentals from the smaller R2 and R3 residential zones and allowing STRs by right in commercial zones. Investors face real entitlement risk and capped new supply, but existing permit-holders benefit from a protected, high-ADR niche with limited competition.
Wimberley STR Quick Facts
| STR Legal? | Yes |
| License Required | Yes |
| License Cost | Non-refundable CUP application fee (amount not published online; contact city Planning Dept) |
| Lodging Tax | 13% combined |
| Occupancy / Density Caps | No fixed citywide occupancy cap; maximum occupancy, parking, and septic limits are set per property as conditions of CUP approval. A moratorium through July 4, 2026 pauses new CUP-required permits, and the STR Committee has recommended barring STR2 (non-owner-occupied) rentals in the smaller R2 (0.5-2 ac) and R3 (under 0.5 ac) single-family zones. |
| Primary Residence Required | No |
Conditional Use Permit required for every STR
Short-term rentals are not a permitted use in any Wimberley residential zoning category, so all STRs must obtain a Conditional Use Permit (CUP) that amends the parcel's zoning. Applications run through Planning & Zoning and require a final City Council vote, with processing typically taking 45-60 days.
Neighbor opposition can force a super-majority
If owners of 20% or more of the contiguous surrounding property protest an application, City Council must approve it by a super-majority of 4 of 5 members rather than a simple majority. This gives neighbors meaningful power to block new STRs.
STR1 vs. STR2 classification
STR1 covers rentals where the owner lives on the property; STR2 covers non-owner-occupied properties. City records show roughly 72 STR2 and 28 STR1 CUPs issued (plus grandfathered and lodging-zoned properties). The STR Committee has recommended removing STR2 eligibility from the smaller R2 (0.5-2 acre) and R3 (under 0.5 acre) single-family zones over density, septic, and parking concerns.
Moratorium on new permits through July 4, 2026
Wimberley adopted a 120-day moratorium in November 2025 pausing new STR permit applications that require a CUP, then extended it on March 5, 2026 to remain in effect through July 4, 2026, while the council studies whether the existing supply already meets demand. New entrants effectively cannot get permitted until the freeze lifts and any new rules are adopted.
13% combined hotel occupancy tax
Approved STRs must collect and remit 6% Texas state Hotel Occupancy Tax plus the City of Wimberley's 7% local HOT, for 13% combined. The tax is passed through to guests as a separate line item, city HOT returns are filed monthly or quarterly (due the 20th), and stays of 31+ consecutive days are exempt.
Per-property operating conditions
CUP approvals attach property-specific conditions including maximum guest occupancy, adequate on-site parking, septic capacity verification, noise mitigation, and Hill Country dark-sky lighting standards. There is no single citywide occupancy number; limits are set case by case.
Wimberley STR Market Performance
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Frequently Asked Questions
Yes, but only with a Conditional Use Permit. STRs are not allowed by right in any Wimberley residential zoning district, so each property must apply for and receive a CUP approved by City Council. As of 2026 a moratorium has paused new CUP-required permit approvals through July 4, 2026, so new operators currently cannot get licensed until the freeze lifts.
Wimberley charges a non-refundable Conditional Use Permit application fee, but the city does not publish a single flat dollar amount online. Because the CUP also requires a Council hearing, applicants should budget for the fee plus potential survey, septic, and parking documentation. Contact the city Planning Department for the current fee.
Approved STRs collect a combined 13% hotel occupancy tax: 6% to the State of Texas and 7% to the City of Wimberley. The tax is charged to guests as a separate line item on their bill. State HOT is remitted to the Texas Comptroller and the 7% city portion is filed with the City, typically on a monthly or quarterly basis, with stays of 31 consecutive days or more exempt.
No, primary residency is not strictly required. Wimberley permits both owner-occupied rentals (classified STR1) and non-owner-occupied rentals (STR2). However, STR2 permits face the heaviest scrutiny, and the city's STR Committee has recommended barring new STR2 rentals from the smaller R2 and R3 single-family zones, so non-owner-occupied investors face the most regulatory risk.
There is no fixed numerical cap, but supply is effectively limited because every STR needs an individually approved CUP and new approvals are frozen under a moratorium through July 4, 2026. The STR Committee concluded the existing supply, roughly 100 CUP-permitted properties, meets current demand, signaling the city intends to keep new growth tightly constrained.
Informational only — verify current rules with local authorities before investing. Sources: www.cityofwimberley.com · www.cityofwimberley.com · www.haysfreepress.com · www.haysfreepress.com · www.haysfreepress.com
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